Garage Question With A Photo

[Tru Red]

Please give your opinion on what to call the garage marked ???? in the bottom right hand corner of the photo.

Another appraiser states you can ONLY count the number of garage spaces in the grids based on the garage door.

Thank you!

 

[CindyR]

i call that a one car garage based on the number of cars you can conveniently park in it. it really would take a lot of maneuvering to park 2 regular size cars in there.

Edit to add that extra space is probably functional and valuable as workshop or storage space.

 

[Tru Red]

I just appraised a home with (2) cars inside it and one garage door. The person has a "fun" car.....an old Porsche that he slides over on wheel dollies. He only uses it once in a-while on weekends. My problem is...if you follow the garage door logic than a (3) car tandem garage should be a (2) car garage.

 

[hastalavista]

Agree with Cindy; it is all about the functional utility of the garage.
2-Car tandem garages with a single garage door have less utility than a 2-car side-by-side garage with a double garage door.

I don't see how the garage in your sketch is fully functional as a 2-car garage. It appears to be an oversized 1-car garage as-is. Is putting a second garage door (or enlarging the existing one) feasible (return more value as a fully functional 2-car garage vs. the cost to install the additional garage door for functional access)?
If so, you have a basis to value this garage amenity (2-car garage value less cost + EI to install the door access).
If not, you have a large 1-car garage.

My 2-cents.

(I obviously disagree with the other appraiser you spoke with)

 

[Tru Red]

Agree with Cindy; it is all about the functional utility of the garage.
2-Car tandem garages with a single garage door have less utility than a 2-car side-by-side garage with a double garage door.

I don't see how the garage in your sketch is fully functional as a 2-car garage. It appears to be an oversized 1-car garage as-is. Is putting a second garage door (or enlarging the existing one) feasible (return more value as a fully functional 2-car garage vs. the cost to install the additional garage door for functional access)?
If so, you have a basis to value this garage amenity (2-car garage value less cost + EI to install the door access).
If not, you have a large 1-car garage.

My 2-cents.

(I obviously disagree with the other appraiser you spoke with)

In your opinion then.......is a (2) car tandem garage considered a (1) car garage?

 

[hastalavista]

I just appraised a home with (2) cars inside it and one garage door. The person has a "fun" car.....an old Porsche that he slides over on wheel dollies. He only uses it once in a-while on weekends. My problem is...if you follow the garage door logic than a (3) car tandem garage should be a (2) car garage.

That a particular owner may want to squeeze a car into a space where the utility of access is limited isn't unusual. But that doesn't mean it is a functional 2-car garage.



http://www.gifbin.com/bin/042014/1396975659_austin_powers_threepointturn_fail.webm

 

[hastalavista]

In your opinion then.......is a (2) car tandem garage considered a (1) car garage?

No.
In my opinion, a 2-car tandem garage is a 2-car tandem garage.

 

[bnmappraisal]

.if you follow the garage door logic than a (3) car tandem garage should be a (2) car garage.

.is a (2) car tandem garage considered a (1) car garage?

I agree with Cindy and Denis
I'd call your two above examples a 2 car garage and 1 car garage, HOWEVER, i'd consider the additional space qualitatively in my reconciliation. I run into these type of properties often enough in my market and yes, MLS can be confusing regarding this. Many agents will call a 2 car tandem a "2 car garage" even tho there is only 1 bay door. Obviously that space has value and is functional, but it's not the same as a 2 car garage with 2 bays - the tandem you have to always maneuver at least one vehicle to get to the other

 

[gregb]

I don't see that a garage must be necessarily described only by the number of garage doors, although doors would limit the utility of this space.

 

[glenn walker]

It's always a case by case issue but I would consider the posters garage as a 1 car oversized garage and explain that it does have additional storage space and utility- I wonder why the owner just doesn't install a 2 car garage door because it would be a cheap improvement and make life easier.